ITEM: 11.3 A DEVELOPMENT BUSINESS - Planning and Community Development Director
Title
GRANTING FINAL PLAT APPROVAL TO SUBDIVIDE SIX ACRES INTO TEN SINGLE FAMILY LOTS TO BE KNOWN AS MARQUEST MEADOWS WEST AT 621 115th AVENUE NE. SHADE TREE CONSTRUCTION, INC. (CASE FILE NO 13-0014/LSJ)
Schedule of Actions
Planning Commission (Public Hearing) |
03/12/13 |
City Council (Preliminary Plat) |
04/04/13 |
City Council (Final Plat) |
05/02/13 |
Background
Shade Tree Construction is proposing infill development east of the Blaine Methodist Church on 115th Avenue. The property in question has been owned by the church for several years and the church has since decided to sell the excess property to a developer. All land around the church has been developed as single family lots for many years.
The proposed plat includes 10 lots on 6 acres. The property is zoned R-1 (Single Family Residential). All lots meet the lot size requirement of the R-1 Zoning District.
The Blaine Methodist Church will remain on Lot 1 of the proposed plat. All setbacks required in the R-1 Zoning District for the church and parking lot must be met. The building meets all required setbacks. The parking lot does not meet the required 30-foot side yard parking setback on the north side of Lot 1. The proposed lot lines of the plat must be changed to accommodate this setback. This will not adversely affect the size of Lot 5 of the plat.
There will be several trees removed on this land to create the lots as shown on the proposed plat. The City's tree preservation ordinance requires the developer to replace the first seven trees removed on any lot at a one to one ratio. Trees will be removed on seven of the lots, which translates into 42 trees being replaced by the developer. The City's per lot landscaping requirement is two trees per lot, which will accommodate 18 of the 42 trees. This means that 24 additional trees will need to be replaced. Staff is suggesting that 24 conifer trees be planted along the east side of Lots 7-10 to meet tree replacement requirements. A landscape plan and escrow for the trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County.
Park dedication will be required for the 9 new single family lots being platted at a rate of $2,813 per lot. A total park dedication fee of $25,317 will be required prior to release of final plat mylars for recording at Anoka County. Please note that only 9 lots count towards the park dedication fee because the church was on an existing lot.
To accommodate the proposed drainage swale on the rear of lots 7, 8, and 9 additional drainage and utility easement will be required. The Plat will also need to show an additional drainage and utility easement over a portion of Lot 5 to allow drainage from church parking lot to storm pond.
The development will require permits from the Coon Creek Watershed District and NPDES prior to any construction activity on site.
The storm pond design, while generally meeting storm drainage standards, impacts the useable rear yard of Lot 6. Staff met with the CCWD and the developer and as a result there is an agreement that the house pad for Lot 6, which is shown on the attached plans as 60-feet deep, will be restricted to not more than 40-feet deep. This will provide a more typical rear yard. Additionally the developer has indicated that he will likely place his sales model on that lot, thus removing the issue of a larger home pad.
Developer will need to obtain a letter of acknowledgement from the adjacent property owner for the proposed storm sewer extension from CBMH 2 to the existing pond. The existing pond is located within a drainage and utility easement but is on private property.
The final plat is consistent with the approved preliminary plat, Resolution No. 13-044.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Final Plat
Body
WHEREAS, an application has been filed by Shade Tree Construction, Inc. as subdivision Case No. 13-0014; and
WHEREAS, said case involves the division of land in Anoka County, Minnesota, described as follows:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31, RANGE 23, ANOKA COUNTY, MINNESOTA, THENCE SOUTH ON THE WEST BOUNDARY LINE OF THE SAID SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31, RANGE 23, FOR A DISTANCE OF 492 FEET, THENCE EAST AT A RIGHT ANGLE AND RUNNING PARALLEL WITH THE NORTH BOUNDARY LINE OF SAID SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31, RANGE 23, A DISTANCE OF 605 FEET, THENCE NORTH AT RIGHT ANGLES AND PARALLEL WITH THE WEST BOUNDARY LINE OF SAID SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31, RANGE 23, FOR A DISTANCE OF 492 FEET, THENCE WEST ALONG THE SAID NORTH BOUNDARY LINE OF SAID SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31, RANGE 23, FOR A DISTANCE OF 605 FEET TO THE POINT OF BEGINNING OF THE PARCEL OF LAND DESCRIBED HEREIN, EXCEPT THE SOUTH 60 FEET AS MEASURED AT RIGHT ANGLES OF THE NORTH 492 FEET OF THE WEST 605 FEET AS MEASURED ALONG THE WEST AND NORTH LINES OF THE SOUTH HALF OF THE NORTHWEST QUARTER OF THE NORTHEAST QUARTER OF SECTION 18, TOWNSHIP 31 NORTH, RANGE 23 WEST, ANOKA COUNTY, MINNESOTA.
WHEREAS, the Blaine City Council granted preliminary plat approval on April 4, 2013, subject to the stipulations as contained in Blaine City Council Resolution No. 13-044; and
WHEREAS, the applicant has submitted a final plat in general conformance with the approved preliminary plat.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that final plat approval for Marquest Meadows West per Section 74-43 of the subdivision regulations is hereby granted subject to the following conditions:
1. Trees will be removed on seven of the lots, which translates into 42 trees being replaced by the developer. The City's per lot landscaping requirement is two trees per lot, which will accommodate 18 of the 42 trees. This means that 24 additional trees will need to be replaced. Staff is suggesting that 24 conifer trees be planted along the east side of lots 7-10 to meet tree replacement requirements. A landscape plan and escrow for the trees must be presented to the Planning Department prior to release of mylars for recording at Anoka County.
2. Park dedication will be required for the 9 new single family lots being platted at a rate of $2,813 per lot. A total park dedication fee of $25,317 will be required prior to release of final plat mylars for recording at Anoka County. Please note that only 9 lots count towards the park dedication fee because the church was on an existing lot.
3. Plat will need to show additional Drainage and Utility easement on rear lot line of Lots 7, 8, and 9 to accommodate proposed drainage swale.
4. Plat will need to show additional Drainage and Utility easement over a portion of Lot 5 to allow drainage from church parking lot to storm pond.
5. A Coon Creek Watershed permit and NPDES permit are required prior to construction activity.
6. A letter of acknowledgement from adjacent property owner for the installation of the proposed storm sewer line to the existing pond.
7. The house pad for Lot 6 be limited to not more than 40-feet deep to provide a more useable rear yard for that home.
8. A development agreement will be required to cover the cost of developer installed improvements as well as other plat requirements.
PASSED by the City Council of the City of Blaine this 2nd day of May 2013.